225 W Centre St · Shenandoah, PA 17976

$185,000

16 bd · None ba · 2,764 sqft · MultiFamily public records · 6 Days on market

Built 1920 1,742 sqft lot

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Shenadoah 4 unit apartment building. All units are one bedroom one bathroom units. Two of the units are currently rented with one being vacant and one being cleaned out of last tenants belongings. 2 first floor and 2 second floor units. All separately metered for electric. Tenants pay 1000 per month plus all utilities. Call today for more info!

Key facts

• 1,742 sq ft lot
• Built 1920
• Listed 6 days

Property features AI

Finance

• Financial info: Total of 4 units (multifamily); Improvement assessed separately from land

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached building; Fee simple ownership; Year built: estimated
• Construction: Block construction; Block foundation; Above-grade and below-grade structures
• Exterior features: Lot roughly 26 x 75 feet; No tidal water

Interior

• Bedrooms: Four one-bedroom units
• Heating & cooling: Baseboard electric heating; Electric hot water
• Interior features: Full basement; Multiple access exits (2+)

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $257/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).

Location & tenants

• Location reads 71/100 on livability (#720 in PA) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: commute F, employment F.
• Shenandoah Valley SD (town): math 20% / reading 38% proficiency, ranked #454 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Shenandoah Valley El Sch (math 21% / reading 41%, grade F, #1,116 of 1,518 statewide, top 74%, 667 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 63 active listings in the ZIP; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.8% local appreciation)).
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $88k; list at $185k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.57% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.78%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 2.86×
• Total profit: $96,099
• Equity at exit: $92,117

10-year hold

• IRR: 31.1%
• Equity multiple: 5.64×
• Total profit: $240,533
• Equity at exit: $149,340

Cash invested: $51,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 17976

• Home prices YoY: 1.3%
• Active inventory: 63
• Price-to-rent: 21.3×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$217 /mo · $2,607/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $1,027

Break-even live

Break-even rent $1,601

Max offer price $185,000

Occupancy floor 60%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$2,900
Total (4 units)			$2,900

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   status $185,000 Active 6 DOM
2. 2026-05-21
   listed $185,000 Active
3. 2026-05-19
   historical $185,000
4. 2024-09-27
   historical
5. 2024-09-17
   price $189,000
6. 2024-08-09
   listed $199,000 Active
7. 2024-08-08
   historical
8. 2023-12-29
   historical $750
9. 2023-12-07
   listed $750
10. 2023-03-15
    historical
11. 2023-03-04
    listed $199,000 Active
12. 2023-02-27
    historical
13. 2022-10-13
    soldstatus $87,500 Closed
14. 2022-09-14
    status Pending
15. 2022-08-24
    price $110,000
16. 2022-07-25
    listed $120,000 Active
17. 2021-05-18
    historical
18. 2021-05-15
    price $79,500
19. 2021-03-06
    price $84,500
20. 2021-01-08
    price $89,500
21. 2020-12-15
    price $94,900
22. 2020-09-22
    price $99,000
23. 2020-09-05
    status Active
24. 2020-07-28
    historical
25. 2020-06-24
    price $114,000
26. 2020-05-24
    listed $120,000 Active
27. 2017-12-01
    soldstatus $61,070
28. 2017-10-18
    historical
29. 2017-05-22
    listed $62,000
30. 2016-01-22
    historical
31. 2013-02-26
    listed $24,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,607 · $217/mo
• Projected year-2 tax: $2,765 · $230/mo
• Expected delta: +$158/yr (+$13/mo · 6.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,800
• − Mortgage interest: −$10,363
• − Property taxes: −$2,607
• − Insurance: −$925
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − Depreciation: −$5,382
• Taxable income: $9,956
• Est. tax owed @ 24.0%: −$2,389
• After-tax cash flow: $9,929/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Shenandoah Valley SD
• NCES district ID: 4221490
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $31,968
• Composite: 23.58/100
• National rank: #7851
• State rank: #454 of 539 in PA

Livability — Shenandoah

• Score: 71/100
• State rank: #720
• US rank: #7134

Category grades

Amenities A+ Commute F Cost of living A+ Crime B Employment F Housing A Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shenandoah, PA
• City population: 5,988
• Population (ZIP): 5,988

Population outlook (Schuylkill County) Hauer SSP2

• Today (2025): 137,447 people
• By 2030: 133,121 · -3.1%
• By 2040: 124,172 · -9.7%
• By 2050: 115,611 · -15.9%
• By 2075: 100,796 · -26.7%
• By 2100: 86,667 · -36.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 34% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Dominican 11%
• Common ancestry: Romanian 20% Iranian 2% Scotch-Irish 2%
• Foreign-born: 10% · Canada
• Languages at home: 68% English-only · Spanish 30% Russian/Polish/Slavic 1%

Political lean MEDSL · Schuylkill

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -33.4pp toward R · 2008: -8.7pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+39.9 2016: R+43.4 2012: R+13.4 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.84%
• Current HPI: 308.8036
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+643.0% since first listed

30 events — show timeline

• 2026-05-21 Listed $185,000 BRIGHT MLS
• 2026-05-19 Coming Soon $185,000 BRIGHT MLS
• 2024-09-27 Listing Removed — BRIGHT MLS
• 2024-09-17 Price Changed $189,000 BRIGHT MLS
• 2024-08-09 Listed $199,000 BRIGHT MLS
• 2024-08-08 Coming Soon — BRIGHT MLS
• 2023-12-29 Rental Removed $750 BRIGHTMLS
• 2023-12-07 Listed for Rent $750 BRIGHTMLS
• 2023-03-15 Listing Removed — BRIGHT MLS
• 2023-03-04 Listed $199,000 BRIGHT MLS
• 2023-02-27 Coming Soon — BRIGHT MLS
• 2022-10-13 Sold (MLS) $87,500 BRIGHT MLS
• 2022-09-14 Pending — BRIGHT MLS
• 2022-08-24 Price Changed $110,000 BRIGHT MLS
• 2022-07-25 Listed $120,000 BRIGHT MLS
• 2021-05-18 Listing Removed — BRIGHT MLS
• 2021-05-15 Price Changed $79,500 BRIGHT MLS
• 2021-03-06 Price Changed $84,500 BRIGHT MLS
• 2021-01-08 Price Changed $89,500 BRIGHT MLS
• 2020-12-15 Price Changed $94,900 BRIGHT MLS
• 2020-09-22 Price Changed $99,000 BRIGHT MLS
• 2020-09-05 Relisted — BRIGHT MLS
• 2020-07-28 Listing Removed — BRIGHT MLS
• 2020-06-24 Price Changed $114,000 BRIGHT MLS
• 2020-05-24 Listed $120,000 BRIGHT MLS
• 2017-12-01 Sold (MLS) $61,070 BRIGHT MLS
• 2017-10-18 Listing Removed — BRIGHT MLS
• 2017-05-22 Listed $62,000 BRIGHT MLS
• 2016-01-22 Listing Removed — BRIGHT MLS
• 2013-02-26 Listed $24,900 BRIGHT MLS

Property tax history

+17.6%/yr

Latest (2025): $2,607 · +3.3% YoY. Source: county tax records.